Agenda item

Demolition of existing house and erection of three storey block comprising of 6 x 2 bed flats and 3 x 3 bed flats.

RECOMMENDATION: Grant permission subject to conditions and subject to a s106 Legal Agreement.

The Committee considered a report, previously circulated, which set out the application for planning permission in respect of 2 Maidstone Road, N11 2TP. The report set out details of the site and proposals, planning history, relevant planning policy, consultation and responses, analysis and human rights and equalities considerations, and recommended that approval be granted, subject to conditions and a S106 Agreement. The Planning Officer gave a presentation outlining key aspects of the report, and advised that the S106 amounts as set out in the report should also include £30k Open Space contributions, taking the total S106 amount to £89,500. It was noted that the application would also be subject to the Mayoral CIL.

 

The Committee asked question of the officers, and the following points were discussed:

 

• It was confirmed that there was an existing drop-kerb for access to the site from Brownlow Road.
• In response to concerns regarding the quality and appearance of the building being in keeping with the surrounding area, it was reported that the incorporation of a significant amount of fenestration, the use of the south corner of the building as a design feature and the design of the building so that it had a presence on both Brownlow Road and Maidstone Road had been considerations in officers recommending this design for approval.
• The Committee welcomed the proposal for larger, family-sized units in order to address local housing needs.
• In response to questions regarding the space standards as set out in the report, it was confirmed that the proposals were felt acceptable in this regard as they exceeded Haringey’s local standards, and also met the London Plan standards for three bedroom, four person flats.
• With regards to parking spaces, it was proposed that the 2-bed flat directly adjacent to the two available spaces on site should be allocated one space, and one of the 3-bed units be allocated the other space. The remaining two 3-bed units would be eligible to apply for a parking permit in the surrounding CPZ, and the rest of the 2-bed flats would be designated car-free.
• It was suggested that the Design Panel might make site visits in future.
• The possibility of removing the concrete slab at the southern tip of the site was discussed, as this would increase the amount of space for tree-planting, and it was agreed that this could be explored.

 

The Committee examined the plans.

 

At 9.50pm, the Committee agreed to suspend standing orders to enable the business in hand to be completed after 10pm, if necessary.

 

The Committee discussed the details of the materials to be used, and it was noted that proposed conditions 3 and 4 ensured that the Local Planning Authority had control of the use of materials.

 

The recommendations of the report were moved and it was:

 

RESOLVED

 

(1)               That planning permission be granted in accordance with planning application no. HGY/2011/2220, subject to a pre-condition that the owners of the application site shall first have entered into an Agreement or Agreements with the Council under Section 106 of the Town & Country Planning Act 1990 (As Amended) and Section 16 of the Greater London Council (General Powers) Act 1974 in order to secure:

 

(1.1)                                A contribution of £30,750.00 towards educational facilities within the Borough (£14,750.00 for primary and £16,000.00 for secondary) according to the formula set out in Policy UD8 and Supplementary Planning Guidance 10c of the Haringey Unitary Development Plan July 2006;

 

(1.2)                                A contribution of £25,000.00 is sought for a range of highway and environmental improvements in the immediate vicinity of the site.

 

(1.3)                                A sum of £1,000.00 towards the amendment of the relevant Traffic Management Order(s) (TMO) controlling on-street parking in the vicinity of the site to reflect that 5 of the new residential units (Flat No’s 2, 4, 5, 7 & 8) shall be designated ‘car free’ and therefore no residents therein will be entitled to apply for a residents parking permit under the terms of this Traffic Management Order(s) (TMO);

 

(1.4)                                The S106 to include the provision of one years free membership to a “Car club scheme” for residents of the new development (‘car free’ units) to help mitigate the lack of off-street parking provision;

 

(1.5)                                An open space contribution of £30,000.00 calculated in line with Haringey Open Space & Recreation Standards SPD;

 

(1.6)                                The developer to pay an administration / monitoring cost of £2,750.00 in connection with this Section 106 agreement.

 

(2)               That following completion of the Agreement referred to in (1) above, planning permission be granted in accordance with planning application no. HGY/2011/2220 and the Applicant’s drawing No’s 390611/1, 2C, 3C & 4C and subject to the following conditions:

 

IMPLEMENTATION

 

1. The development hereby authorised must be begun not later than the expiration of 3 years from the date of this permission, failing which the permission shall be of no effect.

 

Reason: This condition is imposed by virtue of the provisions of the Planning & Compulsory Purchase Act 2004 and to prevent the accumulation of unimplemented planning permissions.

 

2. The development hereby authorised shall be carried out in complete accordance with the plans and specifications submitted to, and approved in writing by the Local Planning Authority.

 

Reason: In order to ensure the development is carried out in accordance with the approved details and in the interests of amenity.

 

EXTERNAL APPEARANCE & SITE LAYOUT

 

3. A sample panel of the facing brickwork demonstrating the proposed colour, texture, face-bond and pointing shall be provided on site and approved in writing by the Local Planning Authority before the relevant parts of the works are commenced and the development shall be carried out in accordance with the approval given. The sample panel shall be retained on site until the work has been completed.

 

Reason: In order to retain control over the external appearance of the development in the interest of the visual amenity of the area.

 

4. Window and balcony details including reveal depths for windows, cill and headers shall be submitted to and approved in writing by the Local Planning Authority before the relevant parts of the works are commenced and the development shall be carried out in accordance with such approved details.

 

Reason: To ensure a satisfactory appearance for the development and in the interest of the visual amenity of the area.

 

5. Before the development hereby permitted is occupied details of enclosures and screened facilities for the storage of recycling containers and wheeled refuse bins and/or other refuse storage containers shall be submitted to and approved in writing by the Local Planning Authority and shall be provided at the site in accordance with the approved details before the development is occupied.

 

Reason: To ensure a satisfactory appearance for the development and satisfactory accessibility; and to protect the amenities of the area.

 

6. A landscaping scheme for the treatment of the surroundings of the proposed development including the planting of trees, hedging and shrubs in addition to an associated maintenance regime shall be submitted to, approved in writing by the Local Planning Authority. The landscaping shall be completed within 12 months, or by the end of the first planting season, after the completion of the development to the satisfaction of the Local Planning Authority.Any trees, or plants which die within a period of 5 years from the completion of the development; are removed, or become seriously damaged, or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.

 

Reason: In order to provide a suitable setting for the proposed development in the interests of visual amenity

 

7. Details including the type, specification and location of external lighting shall be submitted to and approved in writing by the Local Planning Authority before the residential units are occupied and thereafter carried out in accordance with the approved details.

 

Reason: To prevent adverse light pollution to neighbouring properties

 

8. The proposed cycle storage area as shown on the plans hereby approved shall be provided in its entirety prior to the occupation of the development, and thereafter permanently maintained and retained thereafter.

 

Reason: To ensure the development provides adequate cycle parking facilities in accordance with

 

9. The width of the crossover on to Brownlow Road shall be restricted to a maximum width of 3.75 metres.

 

Reason: To safeguard pedestrians movement and improve highways safety.

 

CONSTRUCTION

 

10. The construction works of the development hereby granted shall not be carried out before 0800 or after 1800 hours Monday to Friday or before 0800 or after 1200 hours on Saturday and not at all on Sundays or Bank Holidays.

 

Reason: In order to ensure that the proposal does not prejudice the enjoyment of neighbouring occupiers of their properties

 

11. Prior to the commencement of the development a Construction Logistics Plan (CLP) should be submitted for the approval of the LPA. The CLP should show the routeing of traffic around the immediate road network and reasonable endeavours ensure that deliveries are timed to avoid the peak traffic hours.

 

Reason: To minimise vehicular conflict at this location.

 

PERMITTED DEVELOPMENT

 

12. Notwithstanding the Provisions of Article 4 (1) and part 25 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 1995, no satellite antenna shall be erected or installed on the building hereby approved. The proposed development shall have a central dish or aerial system for receiving all broadcasts for the residential units created: details of such a scheme shall be submitted to and approved by the Local Planning Authority prior to the occupation of the property, and the approved scheme shall be implemented and permanently retained thereafter.

 

Reason: In order to prevent the proliferation of satellite dishes on the development

 

INFORMATIVE: The new development will require numbering. The applicant should contact the Local Land Charges at least six weeks before the development is occupied (tel. 020 8489 5573) to arrange for the allocation of a suitable address.

 

INFORMATIVE: The proposed development will require a waste storage area for 2x 1100 refuse bins and 1x 1100 recycling bin. Bulk waste containers must be located no further than 10 metres from the point of collection and the route from waste storage points to collection point must be as straight as possible with no kerbs or steps. Gradients should be no greater than 1:20 and surfaces should be smooth and sound, concrete rather than flexible. Dropped kerbs should be installed as necessary.

 

INFORMATIVE; The site will require will the managing agents to have a cleansing schedule to remove litter from the external areas of the site and cleansing of the waste storage areas. A clear instruction from the managing agents to residents of how and where to dispose of waste responsibly is recommended. The Crime Prevention Department of Haringey Police can provide all aspects of security advice as required. We can be contacted on 020 8345 2167.

 

REASONS FOR APPROVAL

 

The proposed redevelopment of this site for residential use is considered acceptable as it is compatible with surrounding uses. The siting, design, form, detailing of the residential block is considered sensitive to its surrounding and the character of the area. The proposal will not give rise to demand for additional parking on site nor will it affect the visual and residential amenities of neighbouring occupiers. As such the proposal is considered to be in accordance with Policies: G2 'Development and Urban Design', UD3 'General Principles', UD4 'Quality Design', HSG1 'New Housing Development', HSG9 'Density Standards', HSG10 'Dwelling Mix' of the adopted Haringey Unitary Development Plan 2006 and with supplementary planning guidance SPG1a 'Design Guidance and Design Statements', and the Council's 'Housing' Supplementary Planning Document (2008).

 

 

Section 106: Yes